Seconding the advice to avoid brokers. Moving a home office is stressful enough without worrying if your livelihood is going to show up in pieces. Getting an in-home estimate from a reputable local agent is definitely the smartest move.

Used to think it was all about force until a friend showed me the right grip.

See your point, but sometimes the "I know a guy" is just a clumsy way of asking for a price check. I've had clients say that, then hire me after I explain my process and warranty. The real red flag @the_sage mentioned is when they keep pushing for free detailed plans to beat that mystery price. That's the ghost bidding. If they drop the "guy" after a clear explanation, they might be okay. If they keep coming back to it, that's when you're just working for free.

Hell yeah it is. Feels good when things work out like that. What's your next move?

My friend's best painting had a smudge she never fixed, gave it real heart.